The Black Pearl condotel is one step closer to becoming a reality.
Atlantic Beach's planning commission recommended approval of a land management ordinance amendment to allow the project to be 18 stories and to allow other variances on Thursday, July 25.
The project will now go in front of town council for a second vote after it was approved on first reading in June. Charles Morant of the development team said after the meeting that he is feeling hopeful that the project will be approved by town council.
鈥淲e believe we have the votes,鈥 he said, adding that the reason the Morant group chose to develop in the small town of Atlantic Beach is because of its unique history.
Charles Morant, a member of the development team behind the proposed condotel high rise in the small town of Atlantic Beach, speaks to town residents at the July 25 planning commission meeting at the town's community center.
The project calls for an 18-story tower with an integrated parking garage, 54 multifamily units and 36 hotel or short-term rental units. Architect Dwayne Dancy said the density of the development has changed over time, starting as a 34-floor concept, then 27, 21, 20 and now 18.
Dancy said the development team is aware of and receptive to the community鈥檚 concerns about the project, which would be the first ever high-rise to be constructed in the town.
鈥淔rom the very beginning, density, new people gentrifying the town, as well as opening up Ocean Boulevard was at the very forefront of the conversation, and it鈥檚 been key to us as well,鈥 Dancy said, explaining several concerns community members have raised.
A group of landowners opposing the development filed suit claiming that deed restrictions on a portion of the parcel from 1941 means that no commercial development is allowed. That suit is still pending.
Louis Morant, a lawyer and member of the development team, said that a termination of deed restriction has been filed and that his team鈥檚 position is that the restriction is no longer valid unless a judge rules otherwise.
Several members of the public spoke, all of whom were against the development or wanted more information before supporting it. Louis Morant said his team would discuss ways to improve communication with residents, saying they haven鈥檛 meant to disguise anything about the project and have been open about its details.
South Carolina Environmental Law Project staff attorney Monica Whalen and Coastal Conservation League north coast project manager Trapper Fowler both spoke in opposition to the project.
South Carolina Environmental Law Project staff attorney Monica Whalen speaks to the town of Atlantic Beach planning commission at the town's community center on Thursday, July 25, 2024.
鈥淏uilding a high rise on the shoreline contradicts principles of resiliency and sustainability which are critical in the face of rising sea levels and climate change,鈥 a letter submitted to the commission by Whalen reads. 鈥淐oastal areas are highly vulnerable to climate impacts, and high-density development on the shoreline can damage essential ecosystems like dunes, which provide storm protection, water filtration and wildlife habitat. Especially considering the fact that the parcel has been undeveloped since the 1950s and the vegetation has had an opportunity to thrive, development here should prioritize resilient and adaptive land-use practices to reduce risk and promote sustainability.鈥
Architect Dwayne Dancy of the Morant Properties group, speaks to the planning commission about the proposed Black Pearl condotel development at the Atlantic Beach Community Center Thursday, July 25, 2024.
Developers say the agreement with the town would specify that 3%, around $1.7 million of the project鈥檚 cost, would go toward improvements to the town which could range from public parking lots, beach accesses, sidewalks or other uses. Councilman John David, who opposes the project, said he hopes the money would benefit the town as a whole and not just the condotel.
Charles Morant said the town has a legal right to develop the oceanfront land and that his team is only asking for variances to increase the density.
The town鈥檚 election from last November is still undecided and contested. The town鈥檚 remade municipal election commission certified the results for the two open commissioner seats, but declared the election for mayor invalid due to fraud, citing voters not meeting residency requirements.
Even though the results of the commissioners race were certified, councilmember elect Carla Taylor has not been allowed to sit on the dais and outgoing member Josephine Isom has been allowed to remain on the dais.
Isom and David are opponents in the mayoral race, and the special election to decide that outcome has not been scheduled. That means the five-member town council is made up of two holdover councilmembers 鈥 Isom and Jacqueline Gore 鈥 and a holdover mayor, Jake Evans.
The makeup of the town council has remained the same, but the makeup of the planning commission has been in flux. Three new members were appointed recently. Titles changed once again at the July 25 meeting as Poterressia McNeil was voted in as chairman before recusing herself and stepping down from the position in the middle of the meeting. She said she did not want to be the chair because she could 鈥渟ee which way the vote is going.鈥
David said he strongly opposes the Black Pearl project and said the ordinance amendments approved by the planning commission is an example of spot zoning.
McNeil cited spot zoning as a reason for her to step down as chair. She then recused herself from the meeting and sat down amongst the attendees.
鈥淔irst of all, I would like to recuse myself from this meeting, basically because in February, our planning board met and we had decided that we would no longer do spot zoning. That鈥檚 number one, and this whole meeting here is about spot zoning for the Morant group,鈥 she said. 鈥淲e decided that there would be a comprehensive plan and study. [Former town manager Benjamin] Quattlebaum put money aside for us to do a study for the new comprehensive plan. And in that case, I鈥檓 going to recuse myself because we are not supposed to be having this particular issue now.鈥
Angela Metts was subsequently voted in as chair, gaining approval from newcomers to the commission Levant Woods and Titus Leakes.
Former member of the planning commission Katherine Allen used public comment to say that her term on the planning commission was improperly terminated.
鈥淚 formerly applied to have my inappropriate length, three years rather than four, of that term on the commission extended. Mr. Quattlebaum told me that it would be extended when the council voted. Nowhere in the council minutes was my application or request addressed or voted on. I submit my replacement was invalidly made,鈥 Allen said.
鈥淭he minutes from the last planning commission, in which I participated, reflect an agreement that the commission members were to cease piecemeal amendments and any other actions until a full review of the comprehensive plan has been undertaken. This was required to be done every five years. It has been seven years since the last comprehensive review was done. Furthermore, there was money set aside in the current town budget to do the review. Where is the review?鈥
Morant said the town council meeting when the project鈥檚 variances could be approved is expected for Aug. 29.
(1) comment
Would HATE to see Atlantic Beach go the way of all the other beaches on the Grand Strand. We need at least one area left as close to natural as possible. If the town needs improvements like public parking & beach access, they should try grant writing to Federal coastal protection groups! Get your Mayoral Race results in order first! 馃
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